1707 State St · Rush, PA 16666

$39,900

2 bd · 1.0 ba · 1,806 sqft · Other public records · 1200 Days on market

Built 1910 7,405 sqft lot

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming and ready to make your own, this home needs your vision and finishing touch! Large back deck with spectacular views await. Seller has recently added a new roof to the home. In addition, as of 02-09-2024 seller is completing the following: framing, siding and other upgrades to the property. See notes about adjoining property.

Key facts

• 7,405 sq ft lot
• Built 1910
• Listed 1200 days

Property features AI

Finance

• Other: Fee simple ownership; Total below-grade area approximately 615 (unfinished); Above-grade finished area estimated at 1,806; above-grade unfinished about 206

Exterior

• Utilities: Electric heating; Electric service available; Public water; Public sewer
• Home design: Detached property; Below-average condition; Estimated year built
• Construction: Brick construction; Shingle roof; Other foundation
• Exterior features: Not in a federal flood zone; No tidal water on lot; Other above- and below-grade structures noted

Interior

• Kitchen: Kitchen (details not specified)
• Bedrooms: 2 bedrooms on main level; Rooms include: Living Room, Kitchen, Additional Bedroom
• Bathrooms: 1 full bathroom on main level
• Interior features: Estimated living area; Unfinished basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $40k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Philipsburg-Osceola Area SD (town): math 42% / reading 52% proficiency, ranked #258 of 539 in PA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 399 units permitted in Centre County in 2024 (44 in 5+ unit buildings).

Forward outlook

• In year one you build about $943 of equity ($276 loan paydown + $667 appreciation (1.7% local appreciation)).
• Centre County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 1200 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y ago; this cycle's ask is 33% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $314/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 1200 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 3.00% ✓
• Cap rate: 27.68%
• Cash-on-cash: 76.40%
• DSCR: 4.40
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.4%
• Equity multiple: 3.47×
• Total profit: $27,576
• Equity at exit: $15,035

10-year hold

• IRR: 47.6%
• Equity multiple: 6.96×
• Total profit: $66,539
• Equity at exit: $21,124

Cash invested: $11,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 16666

• Home prices YoY: 1.4%
• Active inventory: 13
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$7 /mo · $87/yr
• Insurance: −$17
• Flood insurance flood zone: −$314 /mo · $3,765/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $397

Break-even live

Break-even rent $692

Max offer price $39,900

Occupancy floor 62%

Sensitivity live

Price	-10% $420	-5% $409	+0% $397	+5% $386	+10% $327
Rent	-10% $303	-5% $350	+0% $397	+5% $445	+10% $492
Rate	-1.0pp $418	-0.5pp $408	base $397	+0.5pp $387	+1.0pp $377

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-07
   days on market $39,900 Active 1200 DOM
2. 2026-06-04
   days on market $39,900 Active 1197 DOM
3. 2026-06-02
   days on market $39,900 Active 1196 DOM
4. 2026-06-01
   days on market $39,900 Active 1195 DOM
5. 2026-05-31
   days on market $39,900 Active 1194 DOM
6. 2025-01-20
   status Active
7. 2025-01-10
   historical
8. 2024-02-10
   price $39,900
9. 2024-02-10
   status Active
10. 2024-02-07
    historical
11. 2023-11-17
    status Active
12. 2023-11-15
    historical
13. 2023-03-17
    price $24,900
14. 2021-12-10
    listed $29,900 Active
15. 2021-11-24
    historical
16. 2021-11-24
    historical
17. 2021-05-24
    listed $39,000
18. 2021-05-23
    listed $39,000
19. 2020-07-01
    historical
20. 2019-11-25
    listed $15,900
21. 2019-11-01
    historical
22. 2019-03-07
    listed $15,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $87 · $7/mo
• Projected year-2 tax: $359 · $30/mo
• Expected delta: +$272/yr (+$23/mo · 312.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,344
• − Mortgage interest: −$2,235
• − Property taxes: −$87
• − Insurance: −$3,964
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$1,161
• Taxable income: $4,602
• Est. tax owed @ 24.0%: −$1,105
• After-tax cash flow: $3,665/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Philipsburg-Osceola Area SD
• NCES district ID: 4219020
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 52% ▼ -10.00%
• Median HH income: $40,645
• Composite: 39.37/100
• National rank: #3977
• State rank: #258 of 539 in PA

Livability — Rush

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,774

Population outlook (Centre County) Hauer SSP2

• Today (2025): 177,113 people
• By 2030: 185,138 · +4.5%
• By 2040: 196,009 · +10.7%
• By 2050: 205,070 · +15.8%
• By 2075: 217,575 · +22.8%
• By 2100: 230,649 · +30.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Romanian 11% Lithuanian 6% Scotch-Irish 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Centre

• 2024 margin: Toss-up / Even · D 50.9% · R 48.1% · Other 1.0%
• 2008→2024 swing: -9.0pp toward R · 2008: 11.8pp · 2024: 2.8pp
• All cycles: 2024: D+2.8 2020: D+4.8 2016: D+1.9 2012: R+0.0 2008: D+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.67%
• Current HPI: 125.5277
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+150.9% since first listed

18 events — show timeline

• 2026-06-07 Listing Removed — BRIGHT MLS
• 2025-01-20 Relisted — BRIGHT MLS
• 2025-01-10 Listing Removed — BRIGHT MLS
• 2024-02-10 Price Changed $39,900 BRIGHT MLS
• 2024-02-10 Relisted — BRIGHT MLS
• 2024-02-07 Listing Removed — BRIGHT MLS
• 2023-11-17 Relisted — BRIGHT MLS
• 2023-11-15 Listing Removed — BRIGHT MLS
• 2023-03-17 Price Changed $24,900 BRIGHT MLS
• 2021-12-10 Listed $29,900 BRIGHT MLS
• 2021-11-24 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2021-11-24 Listing Removed — BRIGHT MLS
• 2021-05-24 Listed $39,000 Stellar MLS as Distributed by MLS Grid
• 2021-05-23 Listed $39,000 BRIGHT MLS
• 2020-07-01 Listing Removed — BRIGHT MLS
• 2019-11-25 Listed $15,900 BRIGHT MLS
• 2019-11-01 Listing Removed — BRIGHT MLS
• 2019-03-07 Listed $15,900 BRIGHT MLS

Property tax history

-24.1%/yr

Latest (2026): $87 · +3.7% YoY. Source: county tax records.